Stamp Duty Calculator
Stamp duty is one of the an upfront costs when purchasing property in Singapore, and it is payable in cash within 14 days of signing your Sale & Purchase Agreement, separately from your downpayment and progressive payment schedule.
There are two components. Buyer’s Stamp Duty (BSD) applies to every property purchase regardless of nationality or how many properties you own. It is calculated on a progressive scale from 1% to 6% of the purchase price, with higher rates kicking in above S$1.5 million. For a S$2,000,000 property, BSD alone is S$64,600.
Additional Buyer’s Stamp Duty (ABSD) is where buyer profile matters significantly. Singapore Citizens buying their first home pay 0% ABSD. But a second property attracts 20%, Permanent Residents pay 5% on their first and 30% on their second, and foreigners face 60% on any residential purchase. These rates took effect on 27 April 2023 and apply to Vela Bay.
The practical impact is substantial. A PR buying their first S$2,000,000 unit pays S$164,600 in total stamp duties. A Singapore Citizen buying a second property at the same price pays S$464,600. These are cash amounts due before you even begin your progressive payment schedule.
Use the calculator below to see the exact BSD and ABSD for your purchase price and buyer profile.
This calculator is for your own planning, for a personalised walkthrough of your stamp duty obligations, register your interest or WhatsApp our sales team and we will run through your numbers with you.
Disclaimer: This calculator is provided for general illustration purposes only and does not constitute financial, legal, or tax advice. Stamp duty rates shown are based on the Buyer's Stamp Duty and Additional Buyer's Stamp Duty schedules effective from 27 April 2023, as published by the Inland Revenue Authority of Singapore (IRAS). Rates may change without prior notice. Actual stamp duty obligations may vary depending on individual circumstances, applicable remissions, nationality changes, trust structures, or specific IRAS rulings. Stamp duties are payable within 14 days of signing the Sale & Purchase Agreement. We make no representation or warranty as to the accuracy, completeness, or reliability of the information generated by this tool. Users should consult a qualified lawyer or tax adviser for definitive guidance. By using this calculator, you acknowledge that velabaycondo.sg and its representatives accept no liability for any loss, damage, or inconvenience arising from reliance on the results.
How to Use This Calculator — Worked Example
Suppose a Singapore Citizen buying their first property at Vela Bay for S$2,000,000. Here is what the results tell you.
Buyer's Stamp Duty (BSD) applies to everyone. BSD is a tax on the purchase price (or market value, whichever is higher) of any residential property in Singapore. It is calculated on a progressive scale: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, then 5% on anything above S$1.5 million. For a S$2,000,000 property, the BSD works out to S$64,600. Every buyer — citizen, PR, foreigner — pays this. There are no exemptions.
Additional Buyer's Stamp Duty (ABSD) depends on who you are and how many properties you own. A Singapore Citizen buying their first residential property pays 0% ABSD — so the total stamp duty is just the BSD of S$64,600. But the same S$2,000,000 property attracts very different costs for other profiles. A Singapore Citizen buying their second property pays 20% ABSD (S$400,000). A Permanent Resident buying their first property pays 5% (S$100,000). A foreigner pays 60% ABSD (S$1,200,000) — on top of the S$64,600 BSD.
When is it payable? Both BSD and ABSD are due within 14 days of signing the Sale & Purchase Agreement. For most buyers, the conveyancing lawyer handles the payment on your behalf and deducts it from your funds held in escrow. This amount is separate from your progressive payment schedule and is not financeable by bank loan — it must come from cash or CPF (BSD portion can use CPF; ABSD must be paid in cash first, though Singapore Citizens buying a second property may apply for ABSD remission/refund if they sell their first property within 6 months of the new property's completion).
Why ABSD matters for investment planning. If you are considering Vela Bay as a second property, the 20% ABSD on a S$2,000,000 unit is S$400,000 in cash upfront — on top of your downpayment. This materially changes your total capital outlay and return calculations. Use the calculator above to see the exact impact for your buyer profile before committing.